Chapter 8- Gentrification

Chapter 6- Gentrification in Augusta

Grit and Decay in Augusta, Ga

     Augusta, Georgia is a hot and humid place and a tough place to be a building. There is plenty of wooden structures and few natural hazards have happened, except a couple fires in the first half of the 20th century that kept reoccurring to erase the older structures. This has left an aging housing stock in the city with a decaying climate. This provides Augusta with much blight and abandoned buildings. The most abandoned parts of Augusta are the neighborhoods bordering the Central Business District, Harrisburg  on the West-side, Laney-Walker on the South-side and East-boundary on the East-side. These older neighborhoods are partially mildly dangerous due to the factor of decay and its effect on a citizenry. 

(A juxtaposition)

     Cities have a natural amount of abandoned building, but the huge demographic shifts in Augusta have contributed to volatility in the long term housing supply/demands of many neighborhoods. The interior of Augusta has went from a time period of having little or no growth to fast development several times and the growth of sprawl over the larger and larger circumference of the cities populated areas. The volatility is not good, as developers tend to overdevelop and residents tend to flee very fast in deteriorating conditions and abundant moving options, leaving homes that have value in lot rent and in structure  but will usually deteriorate with no use, a misguided investment, as the house was paid to be built and is not doing what it was intended for and a liability in blight.

(This is what "The Bottom" of Augusta looks like for about a mile East, West and South. The central location and the pure "Ground Rent" of the location makes it an extremely attractive ROI investment if the neighborhood is abound with similar scenarios. With the housing market fluent and able to move millions of dollars of capital in today's economy, these kind of investments will keep their appeal for both investors and consumers  Properties like these can be bought for well under $15,000, and with 10 or 12 properties, you can demolish them for another $5,000 apiece and build new homes for $65,000. This is about $90,000 for a lot property that can get over $100,000 easily, based upon sales of newly constructed homes in the area. If replicated  on a wider scale the amount they can be sold for increases. It is a self perpetuating cycle of "Flipping" and re-investing that capital back into the housing market of Augusta. As long as this kind of investment continues to exceed the real rate of return on similar risk assets, we will see more investors and speculators in the Augusta housing market, something desperately needed)

     It is important to stress the amount of desolation inside Augustinian neighborhoods, specifically in the 30901 area code. Many of these abandoned houses in this area code were immigrants, freed slaves and other working class homes. Many of the buildings in Laney were once owned by wealthy black men, freed from slavery one generation ago. These houses were rented out and the families contributed to the bustling and fast growing freed slave consumer base, and later to the middle class. These houses afforded a proper place to raise the generation that went into the 60's, but afterwards seen the family unit destroyed and the neighborhoods being burned and rent being replaced by public housing. 

     The preservation of such structures can be considerably valuable to the final marketing product of Augusta and serve to eternalize the uniqueness of these neighborhoods. The historical appeal is not something that every city can do, it is not acquired overnight. We need to turn these building from a liability to an asset for the city in general and that requires a small amount of capital and a profit motive. This neighborhood will eventually seen the restoration of these buildings or the construction of new structures that will end up saving other historical homes through increased land value bringing in renovators and out pricing developers and speculators. 

("The Jungle", the corner of Martin Luther King of Old Savannah. It is easy to see the effects of high humidity, plentiful rainfall and zone 8 sun coverage on buildings and the wildlife. The shelf that Augusta sits on is the beginning of swampy, pond filled pine tree landscape that dissipates towards Savannah)

     Every abandoned, condemned and otherwise non-paying tax residence is a serious liability on the economy of any city. The amount of dilapidation in many Augusta neighborhoods is the result of natural features such as high humidity and heavy rainfall, but also to legal liabilities and ordinances that are criticized as being a trap for anybody with real estate in areas targeted through ordinance enforcement. Basically the city accelerates the removal of buildings in a certain area and executes the condemnation of every possible resident that is not at least close to the expected neighborhood pattern and style. This is not at all the effort of one person, it is the united interests of the business owners in the community, the bankers with mortgages, investors looking to honestly earn some money investing to rent or flip the house and politicians who will win votes and deals with the consolidation of the cities resource in the same area. This may seem to be a little shady, but it is all fair game in practice. It is not the conspiring activities which do the most damage, they accelerate change and innovation in some cases and Augusta may be one that will benefit immensely off of this social engineering, if it exists at all in that grouping of individuals interest. 

     The feeling of walking in a neighborhood with boarded up housing is encouraging of crime. The presence of constant crime in your eyesight and the collective mood of the residents make an atmosphere of unease and danger that to many life residents, cannot be differentiated from regular life. The occurrence of crime is very much linked to seeing the blight and the constant imprint that architecture and aesthetics has on the mind and its mood. The constant reminder of the destruction of the neighborhood is seen and disrupting the most indirect inputs to the cities economy. 

     The reminder of a life ruined by drugs, cast away and now forgotten is horrible to the psyche and is not good for business. The participation of the lower income citizens in the economies of whatever  category is shrinking fast, in Augusta a large amount of the population is at risk of falling off into an abyss of unemployment, welfare, crime and drug addiction. Demolishing blight is the single and most detrimental way to reduce crime in Augusta. I believe this after many hours of deliberation and stand by it more firmly than any other statement in any report about a cities economy. 

(This is not a good image to promote to the world, this is a very publicly viewed location and for it to be empty shows the lack of shift into the service sector economy that has plagued Augusta's Downtown. The establishment of businesses on the first tier of every building is crucial, not only to supply the markets demands, but to add to the vibe, culture and brand of Downtown. It may not make sense in some cases, but if Augusta could achieve close to 99% occupancy for a major street downtown there would be a atmosphere that builds upon itself)

     Augusta is a severe example of abandoned buildings. I have traveled all across Georgia and South Carolina and their are few places that equal the level and degree of poverty seen in micro-spots in Augusta. Augusta's history of poverty encouraged neighborhoods with small lots and shanty structures. The building material was sometimes very strong and lasts to this day in a feasible renovation state, but in other cases, was not even to the standards of the worst kind. Old wood, used metal and salvaged bricks are frequently spotted in these structures. The progress of the neighborhood is clearly seen in some streets further along the gentrification/investment stage of a neighborhood being revitalized. 

     The buildings themselves are however, very historical and the saving of history is more important in the long term to the cities economy than any other possible investment. The preservation of the whole district of Downtown will ensure and encapsulate the steady flow of architecture from the Colonial period to modern day. The long term improvement of tourism and safety downtown will ensure more investment and encouragement in preservation. The developers will without a doubt need to cut down some of the existent stock to save the rest. Certain areas need to be demolished, cleared and purged from the psyche of the community, for the sake of both progress and preservation of other structures. 

     The personal connections are sadly a casualty  but the good riddance on behalf of the cities populace as a whole is necessary to survive in this global economy. That is tough to say, but I think it is for the best of everyone. The poor will have more resources in the long term to improve their situation and the rich and middle class can progress into higher brackets. The movement on an income ladder will be felt at different parts, and not even in this predicament a mover of the poorest. For them, the only cure that Augusta can do is to ensure as good an environment for labor, capital, land and of course, entrepreneurs.

(An abandoned industrial building in Downtown Augusta and the Packard plant in Detroit, notice the types of decay, one hot, the other cold)

     One idea that I thought of was to preserve Maple Street, one of the small one way streets in Bethlehem with the same Mill style house. These can be converted into anything for social services in the neighborhood, but I think it will be best preserved and used as a historical site to emphasize the architecture scene unique to Augusta and other Southern Gems (Old South Cities). There is not many statues and physical representations of art in Augusta and these will stand as a testament to there utility and a reminder of the humbleness of previous Americans. 

     Another preservation idea is simple and will come in partnership with the private sector. The city of Augusta can connect the Mills on the Canal, the Kroc Center and Downtown Augusta with a walking tour of all the architecture styles of Augusta. The old buildings can either be built exactly to model, moved in actuality, to reassembled on site, depending on the least costly. It will take the maximum leverage of a historical vibe for Augusta to compete in tourism. Examples of Charleston  Savannah and New Orleans show that preserving historical sites can be immensely beneficial to tourism initially, but also a better quality of life in the long run.

(Its almost impossible to see a positive short term for this area, it provides the toughest challenge for any citizen who wants to improve it. This is rough poverty, American style)

     Gentrification in Augusta takes the common path of other US cities, a capitulation is formed in the local real estate market, the crime is unbearable and the private property ownership in the area is low and the inhabitants share a feeling of gloom and poverty that depresses the minds of the populace and the value of the land itself. The dropping price eventually attracts other investments when the price reflects a reasonable investment. Municipal planning also can jump start gentrification.

     Being in the South and in a relatively low density city, the mood is different in usually houses leading the revitalization of a neighborhood. In many parts of Augusta the historic structures are worth saving and have intrinsic value in their history itself. The well preserved ones also sport some amenities you cannot get in many generic apartments, condos and office buildings of modern times. the detailed and elaborate woodwork on the stairs, or a rose window in a corner of a small living room can add much visual value to the house and makes these the usual first in the cycle of gentrification. 

     Most commercial builders and large housing companies do not try and build or renovate these structures, as the capital is harder to obtain then for an assured job would be more attractive and less risky. Renting to poor people is also very stressful. I rode around with one landlord with several properties in this area and none of them had the correct amount of their rent due and all had some excuse. The stress, risk of failure and the tying up of capital and labor makes small and versatile landlords the only option for the first rung in many neighborhoods, but it is a slow process with the hassles of renting to the first class of customers. 

(A code enforcer reviews a property in South Augusta, one of the last sides of the city destined for private renovation it seems. The enforcement of codes to condemn properties is accelerating in this area and will eventually yield a good amount of picks for the bidders at auctions and for private sales)

     The landlords in Augusta usually acquire these properties from auctions of the properties at City Hall. They fix them up, spend about as much as was spent on purchasing the house and it is up to a decent living standard. The units are usually much bigger than modern structures and the rent is very low, enabling a very high quality of life for the first movers into these units. Many of the people moving into them are moving out of section 8, there parents house or even a college dorm. 

(The beauty of the architecture is an amazing asset for tourism, culture and branding the city as different than the rest of the newer parts of America. To restore and bring properties like this back to life is truly economically revitalizing and refreshing to the citizens. The high return on investment is obtainable, but concentrated efforts are needed. To restore an abandoned building now is to throw it into a young and undeveloped market. It takes renovations of whole blocks to make a difference large enough to generate momentum and high returns, it is hugely beneficial to the city and developers to do this and makes me wonder why it has not happened yet, it may be because of fear of not recouping the money or political fear in the public sector backing out, or worse, putting a burden on the revitalization)

     Augusta banks are in good condition to lend for redevelopments and the image it presents as being in touch with the community and the draw of profitable situations kills 2 birds with 1 stone. The financing of many of these renovations is crucial for the 2nd stage of development, which is a faster pace of progress than the handyman rearing side properties. The more serious and rigid businesses that have the automation, standardization, economy of scale and most importantly Capital and access to capital to make some serious changes happen. 

     The Gentrification of Augusta seems to be more restoring older houses as opposed to new structures built on demolished land. One reason for that is because the tax situation inside the Downtown historical district lets you recover 20% of your renovation costs, this coupled with State and Federal tax credits make it very attractive to restore rather than build new. Augusta's gentrification is also unique in that the apartments restored are usually middle class income range apartments. Olde Town is most gentrified so far (It didn't fail into dis-repair as severely as the others) and Harrisburg right behind it, Laney-Walker in 3rd. The freeing up of land in the cities core will open up innovation and updated infrastructure for these neighborhoods and bring them into more modern standards for the most basic amenities. 

Housing Projects

Cherry Tree Crossings

(Cherry Tree Crossing and Riverglen, Augusta's most notorious projects, with at least 2-3 murders happening a year here. It represents an extreme struggle for our society and city, we cannot operate in the 21st century with 80's style crack dealing projects. Public killings like this do nothing but inspire more murders from eroding the inhabitants mindset towards crime and greatly influencing the young men, whom do not have a substitute for the street life and are basically being manufactured into murderers)

(Left- Gilbert Manor and Right- Underwood homes have been demolished. Underwood was replaced with a picturesque "Mixed" development and Gilbert Manor tenants had to take the step into being responsible for their housing and into the Augusta market. There is plenty of affordable housing in Augusta and this may be the catalyst to send them, and the city, to a better future. It is interesting to note though, strictly from anecdotal experience that this is simply moving project residents to the area around South-gate, Richmond Factory and Fairington in South Augusta, thus making these neighborhoods the same drug spots. The problems are complex and tied, the solution will require great effort on the part of every citizen to be solved, housings projects failed Augusta)

     Gentrification of Olde Town

     Olde Town fell into disrepair around the same time that Broad Street retail left. This neighborhood was home to many of the professional services and business owners of the retail shops further down on strip on Broad Street. The businesses left, the employment they provided shriveled up and the consumer base was gone overnight, the neighborhoods public services reflected the tax base, desolate. The use of drugs and crime was very strong in this particular area, being its proximity to East-boundary Street and the Downtown core. It served as a buffer between the supposed place of commerce and a huge public housing area. 

(This Victorian 4 bedroom/4 bathroom house built in 1890 goes for only $125,000. There are not many places to buy such a house and be less than 3 blocks from the urban core)

     The revitalization of Olde Town seriously started in the 2000's. A capitulation of the property value and a movement of crime from Downtown into South Augusta, North Augusta and Aiken made the area attractive for renovation and living. Directly on Broad Street or in Olde Town were the only proper housing most consumer seemed fit to consume.

(311 Forsythe street, 1 BR/1 BA one of the bordering streets of Olde town and East Augusta. The housing in this area is cheaper and the furthest away from the urban core. The smaller houses and lots fill a void for those who want to live in the city in a cheaper setting. The houses here still need moderate renovations, juts to be brought back to the most bare of conditions. The adding of these income bracket houses into the neighborhood will add to the diversity of businesses and the final outlook. This house goes for $25,000, but is on one of the more dangerous streets in Augusta)

(814 Forsythe Street, this is a 3 bedroom, 1 bathroom house on the same street as the house above. The supply of houses for this price range allows investors or people who simply plan on living there for a couple years and flip it to enter the Olde Town market. The houses allow for cheaper renovations that fits the price range of smaller renovators and will play a crucial role in bringing the housing value of the whole neighborhood up, but places like this present the most risk/reward and if bought cheap enough and with enough "Sweat Equity" the house could yield an investor, after taxes, fees and such, $5,000 or more. This is good for the amount of time and the small amount of capital employed and will attract investment simply by competition as an invest-able asset. American real estate has a bad association with safety with the crash of 2008, but Augusta did not participate in the run-up or downfall, and its real estate seems very safe, for investing and flipping, like I outlined for this property, or for setting up cash flow with rental properties)

(235 Ellis Street, this 3 bedroom, 1 bath goes for $61,000. The area is quite decent and the house seems perfect for a service sector worker that has a job in the urban core)

(4 bedroom/2 bathroom house at 211 Greene Street. Another old house, being built in 1917 and going for $100,000)

     The future of Olde Town is important, in that it will be the historical neighborhood traditional to Augusta, unlike Summerville, which was its own city before Augusta annexed it. I think that Olde Town fits into the wide spectrum of the local citizens housing needs in Augusta. It is also very affordable to live in Old Town with the side streets opening up life smaller units on the perimeter.

     Olde Town will play an important part in solidifying the historic vibe of Augusta. The houses date back pretty far, many back to around the rebuilding efforts after the fire of Augusta in 1916 that decimated Olde Town and sending the former wealth to Summerville and to the countryside. Many of the new houses were built 2 to a lot and also much closer and orderly to the road.

     Olde Town will play a spot in tourism with a new holiday inn going at the very dilapidated looking regency hotel. There are also many historical bed and breakfasts and meeting areas, where many of the tourists who may want a historical aspect to their trip spend their nights in Augusta.

     Gentrification of Harrisburg

     Harrisburg started as a warehousing town on the perimeter of Augusta and Sunmmer-ville. It gradually grew in competition with Augusta and the two cities sprawl eventually combined into one strip (Broad Street flows straight through Harrisburg).

     The location of Harrisburg in the mid 1800's made it ripe for factories. The Augusta Canal also runs through the neighborhood and industry from Textile mills powered by the large canal needed housing for the factory workers. Their were a total of 2 large and 2 medium sized mills within a 1 mile stretch of the canal and many workshops dotted the exterior of the bustling town.

(Heritage academy is a christian school that markets and reaches toward low income children. Schools like this are usual a better option than public schools and the atmosphere of a Christian education is a valuable asset to many consumers. The building itself contributes to the old architecture of the area, it was the elementary school for many of the residents of Richmond County that moved to other parts of the CSRA)

     Due to the same conditions of deterioration on which Olde Town was subjected to, Harrisburg lost many of its businesses and their owners in the 1970's-mid 2000's to newer suburbs, it was not necessarily white flight though, as Harrisburg as always been the most mixed poor neighborhood in Augusta. The base of Harrisburg was on the tip of Augusta's growth and the Masters, creating a dichotomy in the pristine and gentile area of Augusta National's.

     Harrisburg has always had the strongest sense of community, being mixed racially and increasingly so by income standards also. The neighborhood is also vital in playing into the historical marketing plan of Augusta to tourists. Harrisburg without a doubt has the potential to become the "modern" southern city neighborhood. The renovation and preservation of so many structures already in this neighborhood will also ensure the recording of American manufacturing history.

     The Mills on the Canal will provide lofts and renovated apartments to people looking to live in that environment  These mills have been finding success around the country and Augusta is in a position to show the country how to renovate them properly from a civil engineering and business point of view. Georgia Regents University has recently announced that they will renovate the Sibley Mill and King Mill on the Canal bringing all of the mills into renovation. The shift of investment in real estate around the Mill will be interesting as the business will spill out of the mills in the case of growth, which is obviously happening, even if only taking into consideration the Federal and State tax dollars.

     Gentrification of Laney Walker

This neighborhood was by far the most blighted and abandoned of the three Downtown directly bordering Downtown. Laney Walker was the original Southbound street in Augusta's grid and it expanded to originally house the workers on the Augusta Canal, Tobacco/Cotton warehouse hands and line operators in the mills. The neighborhood had Chinese, Irish, Black and a mix of traditional protestant Americans, but eventually went towards a black neighborhood with many black businessman opening up shops and finding a decent consumer base.

     The drop of Laney is very different than the other two neighborhoods mentioned. Laney was hit hard by heroin addicts coming back from the Vietnam war in the 60's, then the race riots of 1970, Then Cocaine in the late 70's/early 80's and finally the neighborhood was hit by crack cocaine and it had the same affect on the black community here as it did in South Central Los Angeles, Hyde Park, Harlem or East Oakland. The neighborhood was under serious grips with communities turning from warming and neighborly to fearing and despairing.

     Laney was struck the hardest with blight  being it did not have the original homeowners of many neighborhoods, it was historically black and did not have any patches of older money from previous owners, unlike Harrisburg and Olde Town. Laney-Walker was a neighborhood for the poor majority of Africans Americans in the city specifically.

     Laney has been the recipient of several nationally recognized awards for a urban project for a community built (with local government assistance) set of 3 properties where the a private-public company sells very nice and moderately priced homes. The sidewalks and streets have been repaved and many of the new home have been sold already. The price tag on many of these homes are 5 times or more the average property value in the area. With the new homes a reverse blight should take place in the area. With the proximity to the Medical District, Colleges and hospital (Laney sits in the shadows of University hospital and MCGs multiple hospitals. The low land value and the public-private deals will jump start renovation in this neighborhood.

     Laney-Walker is unlike the other two in another way, in that this work seems to be done majorly by homeowners, while much of the space in Harrisburg and Olde Town is coming up as rent. Laney-Walker will retain its black majority, but I think in the near future its consumer base will include more of every other race, as business opportunities emerge and the neighborhoods proximity to Medical district is realized by a growing student base at the new research university, Georgia Regents University.

Heritage Pines

(Heritage pines is outline in white) 

• 44+ Homes
• Mix of 2–4 bedroom homes, homeowner and rental duplexes, and historic renovations
• Price Range: $110-$200K
• 3 Community Pocket Parks
• Service Lanes
• Green Features: EnergyStar appliances, $200-$400 annual savings on energy bills, improved interior air quality and comfort, native landscaping and rain gardens

     The flagship development for the Laney Walker/ Bethlehem Revitalization Project, Heritage Pine is located between 11th and 12th Streets south of Laney Walker Boulevard. Recipient of the Georgia Planning Association’s Outstanding Plan Implementation award, it is also the site of the annual Blocks are Beautiful community celebration.

Twiggs Circle

• 16 one story duplexes and 8 single family homes for seniors
• Energy efficient design
• Restoration of historic homes
• Two roundabouts for directing and calming traffic
• Landscaped corridor and parks

     With its hub at the intersection of Wrightsboro Road, James Brown Boulevard and Twiggs Street, this development area is not only the southern gateway into Laney Walker/Bethlehem, it is the southern gateway into Augusta. Anyone with an eye for detail can pick up the tell-tale markers:  a handful of grand two- and three-story historic homes lining the corridor. This area was renowned for a diverse mix of some of the area’s wealthiest patrons living alongside mill workers, day laborers, service providers and others. Redevelopment plans for this area call for an eclectic mix of homeowners, renters, retail, and neighborhood parks. Powell Point, a planned senior residential development named for local educator and long-time civil rights leader and social activist, Addie Powell, will serve as the area’s flagship development.

Holley Street Commons

• 20+ new homes
• 6 unit urban "Cul De Sac" surrounding an 100 year old oak tree
• Affordable construction
• Developed by Antioch community development corporation

Foundry Place

• Mixed use with residential above retail
• 1, 2 and 3 bedroom apartments
• energy efficient design
• affordable 2 and 3 unit garden style apartments with park space, club house and off street parking 

     Named for the metal casting factory that once operated in the area, Foundry Place is defined by R. A. Dent, Wrightsboro Road and Augusta Avenue. The old foundry is no longer around. But the area retains a certain “cool-industrial” feel, just right for established university professionals, students, and long-time residents likely to be drawn to this mixed-use neighborhood.

The Boulevard

• Streetscape featuring wide sidewalks, shade trees and landscaping, decorative, energy-efficient lighting, and benches
• Entry features on Summer Street and 12th Street
• New brick paver crosswalks to promote connectivity along Laney Walker Boulevard and enhance the look of the neighborhood
• Carefully rehabilitated buildings for professional and government services, neighborhood businesses and residences

     This is the most exciting of the many small projects that are popping up in this area. The Boulevard is the urban center of the neighborhoods and will do well to enhance the quality of living for future retail space. The people of these neighborhoods need the usual necessities. With an increasing consuming base in this area, banks will be more ready to make loans to business who open there. The cash flow of the existing businesses can upgrade the deteriorated space present. The Boulevard plays an important part in the economy of this area for allowing the consumers to tap into markets with more competition and fulfilling a lot of needs the customer may not have had access to prior. This area can offer cheap rent to businesses who are just starting off, downgrading or otherwise unable to afford an average rent. 

     Laney-Walker also has its own website dedicated to its revitalization (Along with Bethlehem) (http://www.laneywalkerbethlehem.com/overview/vision/)

An example of how an investment comes along for gentrification in the Laney-Walker

 

     A house is abandoned or otherwise neglected for care and falls into the hands of the city, or the hands of a real estate company through auction. Both of these people have no interest in owning the home long and want to find a buyer. Each property value is in free fall along with the neighborhood. The social services deteriorate and crime is rampant enough to discouraging habitation. The schools fail and the capitulation is rapidly met. The longer they hold the property the more they stand to lose in maintaining it. The common scenario of houses being abandoned in the neighborhood leaves a surplus of available properties shes and an increasing city balance sheet of properties and less real estate investors to help soak new entries into the market. The city, unequipped to liquidate the vast amount of properties, even in good markets, at a close to market price, must sell in a time frame and not necessarily with the mindset of making a profit on each property. This presents the property at the astonishingly low rates. There is a horrible standard of living for the majority of the possible housing consumers, in this market, for these properties right now and there is thousands brought to a market yearly in the CSRA, making the pickings plentiful and the the time to rummage through the masses to find the best gem worthy. Eventually a bottom is reached and the intrinsic price shoots up.

The small houses is then demolished leaving something like this

     (This is a small lot, about as big as the picture and far enough to place a small backyard and it costs about $11,000. The cost to build homes in Augusta is extremely cheap due to a lack of unions/regulations, cheap materials and an abundance of labor. The investor gets all the permits and paperwork together and decides to build a new home. He will need to pay all the usual costs associated and assume the responsibility of the land until he can sell it.)

     

     This is taking into account the individual speculator, a small businessman with some money that he wants to flip in a physical asset, he does not trust stocks/bonds and wants to actively manage his money in this venture. He sees the cities attempts at revitalizing the neighborhood and may have been a resident of it himself. He comes to the property and reviews the area, see the neighbors and the community up close and make assessment whether or not he has "The vibe" of the neighborhood coming back. "The Vibe" is strong in Laney with plans like these abound and with the sound of construction almost constant in the area.

     The link of Augusta into regional bank center like Columbia, Atlanta and Charlotte make it attractive to find investors that would be interested in doing this also. These massive buildings in the finance centers of the South-East are stressed to find such high returns in their capital flooded local markets.

     The individual  investor goes along and buys the property on James Drive Boulevard with an Atlanta real estate firm buying the 3 neighboring ones and the corner lot. This leaves a string of houses in the hands of people who will build new homes and turn the value of the neighborhood up.

The J. B White Building, Broad Street



(The J. B White building before and after restoration. These condos are high end and this represents one of the first brave steps of investment into the void that is the downtown upper middle income real estate market)



(The first floor of the J. B Whites building. Settings like this add to the diverse stock of housing choices for residents of the City. This is the first of many such upgrades in this block and with every other investment, the lot rent and building rent will increase and the building will appreciate grandly past the cost of the investment)



(This apartment would probably go for over $3,000 a month for the same materials and outlay in Manhattan, Tokyo or London. The empty units represent slots that are to be filled with the urban, high income consumer that is the usual purchaser of this kind of real estate)



(The back entrance into the J. B White building. Ellis Street is abound with the "Back Door" syndrome of acting a s back alley. The lack of lighting, the frequent panhandlers and an uncomfortable aesthetic feeling is strong on this street and is why the J. B White building has a parking garage with a sky-walk into the building)

The Sibley/King/Sutherland/Enterprise Mill and Kroc Center, Harrisburg

(The $100,000,000 Kroc Center in the middle of Harrisburg across from one of the oldest structures in Augusta and on the canal with 4 historical mills, this is a forefront of future gentrification in the neighborhood)

     The importance of Sibley Mill is the potential for office space and residency. The Enterprise Mill and the Sutherland Mill have been successfully restored and many national examples exist to show an investment into converting these mills into mixed used space is feasible. The Demand for places to rent is high in Downtown Augusta and this could alleviate some of that density by pulling people to a now, unfilled area that could support a lot more residents and commerce (Harrisburg). The Augusta Canal Authority own the mill and are marketing it for re-development for mixed used space like other mills. 

     The Enterprise Mill is a mixed used facility with apartments and businesses renting out spaces. The complex as a whole is very clean and renovated. It is an old textile Mill right on the Augusta Canal and has an extremely old feel to it. The rent is very affordable and the complex has maintained a good clientele  Many of the businesses are small accountant, law and technology firms. This is a good place for small professionals businesses that want a large building to work in, but not a skyscraper. This is a very professional place and businesses operating here would have to adhere to the professional code, I imagine. 

     The King Mill was once ground to the confederate powder works. Only the obelisk stands now as a monument, with the rebel flag painted as a sign of the times. This mill is currently, like the Sibley, to be used in the design of another Georgia Regents University campus. It will be constantly to bring both of them into the standards acceptable to many wealthy students parents whom seem to overtly influence most of the decisions in this matter, I think it will be done though due to public support and the funding coming from the State it seems.

     The Sutherland Mill is the smallest and simplest of the Mills. The builders of this mill must have had a smaller budget, or needed to be more efficient. This Mill, due to its proximity to the Medical district, is home to some doctors offices. The architecture and the ease of traffic for its relative urban conditions make it a grand place for older customer going to get there diabetes check or whatever ailments they have taken care of.

(Top right to left- King, Sibley, Sutherland, Enterprise mills)

(This house costs $145,000. With improvements in the neighborhood livability and in the job scene of Augusta, the lot rent and attractiveness of the structure will command a higher price. A similar house, on a main street in other cities are much higher. The value of housing in urban centers is valuable and over time they will appreciate more than the more bountiful suburban and rural land. As an investment it is attractive and as a home, comfortable. This brings many people into a new neighborhood and changes it in manners common with gentrification)

(This renovation looks very professional and the property went from a shell of itself, to what it will be for the next century maybe. The bringing back to life of these type of buildings are necessary for the diverse needs of Augusta real estate and this large building will serve as a work of art with its architecture and strong appearance. This building has won a preservation award from Georgia Trust and has good appeal with the people of Augusta)

(The Leonard and Marion building  Both are options for the large scale renovation projects that have a lot of unis and high dollar projects. These 2 buildings have the sufficient architecture and location to at least be considered. A renovation on this scale would be a true moment in Augusta gentrification and would bring hundreds of people Downtown. To renovate these places cost a lot of money, but the final selling price of such apartments in the luxury staved Downtown market should be more than enough to recoup the huge costs. The size of projects like this make investing opportunities around it more feasible and more likely. To shift such massive building back into the economy of Augusta will be an event that will make the ones who invest in it now, plenty of money)

(The Boot Factory represents another building that seems ready to convert into housing. The building sits on a corner lot, right next to the main traffic of Broad and Greene Street and next to the J. B White building. The cost of abandoned buildings like this and the renovation associated to bring them to some quality apartments is cheaper than in many cities and the smaller investment firms in cities such as Atlanta, Columbia and Charlotte, may find an investment here in this form)

Gentrification around the Medical Sector

     Real Estate is a more visible and local result of the ideas popping up in these scientists heads in their weird looking labs and complex job names. There are Students/Faculty who would prefer to live close to the Medical District, but cannot due to a lack of safe housing. The area directly around the Medical Sector is still very "Blighted" and has the public perception of an extremely high crime rate, which dams up many investment projects. The pioneering investment into the area by public entities and small investors is having its  beginning impact and is opening the way for the land here to start contributing to the mix of the Medical Sector. With this platform large and very capital intensive projects become more and more likely. Developers will continually look into the area, as they like to invest together in small clusters and many lack urban real estate projects in the CSRA. 

     Safe and close housing are severely lacking right now and once completed this will further boost the quality of life and add to the Medical Sectors "Community" feeling. The combination of work, live and play areas is a highlight of 21st century urban real estate. With safer neighborhoods in the vicinity, it becomes more plausible to feel free from the crime which acts as a prison to upright citizens. The citizens of Augusta can collectively either decide the neighborhoods should continue in their drug addict and criminal ways, or if we are going to utilize the land for people that actually produce value. It is a tough decision to think and act like this, but the betterment of the Economy of Augusta and the Medical Sector deserve the best and no bleeding heart excuses that have held it back for so long. 

     I think this area is one of the best real estate investments somebody can make, as the land will probably  double in value if a Medical Sector entity wants to acquire it. There are plenty of local small investors who see this and are taking part in anticipating the growth that has already happened. "Monkey See, Monkey Do" is a true analogy for this case, as more and more landlords and small investors are discussing the possibility, among their peers, of buying these properties, from the city or the owners. Then do things as simple as clearing the land and then selling it to the next person, who leverages their expertise and assets for another purpose, such as putting a new septic tank on the property, or acquiring blocks and serving as a consolidator for larger players, who need multiple properties to move forward with their developments. 

(The transformation is beautiful and only seen by those with vision. Investors are snatching up small houses like the one on the left, spend almost half the money of constructing a new house and build it themselves. This is a great example of the sweat equity that Augusta is abound in)

      The impact spent on the local economy from the students in the area are a huge stimulus and can help solve the severe lack of diversity in the Downtown housing market, which is currently an assemblage of severely under-capitalized homes and scarcely any which are ready for the income slide of Medical Students, which can vary from the current income class of Downtown, to $100,000's for students with wealthier parents. 

     These Medical Students spend more than your average 4 year university kid for rent and some travel from far away, making any money they bring to Augusta a net addition to the Augusta economy from outside of it. This is important to think of in terms of the Indian and Chinese students/faculty in the area, as they are usually being financed, partially, by parents in their native country. Many of these students stay in Augusta after graduation, giving it a further and further refined sector, entrenching Augusta's advantage as a place to run a Medical entity and creating more and more long term value in the Medical Sector. For a wealthy mother and father to send their child to Augusta for college, they will undoubtedly be guided in their decision by the safety of the area, but also due to the amenities, which right now is lacking due to the real estate arouns the Medical Sector not being in condition for being included and formed into the Medical Sector. 

     The gentrification of the neighboring streets are accelerating as they build on one another. The outer perimeter of the Medical district that will support growth into other districts of Augusta, such as the strip of Walton Way to the Summer-ville campus and the connection between the Medical Sector and Downtown. To link these 3 assets would be absolutely beneficial to the economy of Augusta. The City, Business owners and leaders at the Medical Sector need to be on the same page for where they are trying to extend growth and how, to join together in projects that intentionally try and connect these areas are ambitious and require people with very long term plans in the area. It will be hard, but it is necessary to move forward together, public, private and individual citizens. 

     The land south of the medical district once were projects and now is the site of the most expensive building in the University system of Georgia. There is another 500+ residential housing projects slightly further south, Cherry Tree Crossings, that will be renovated for a mixed income development. This will probably be a huge shift of the current population and the massive criminal element of Cherry Tree that is poisonous to business and is the reason for growth being stifled to the South of the Medical District. To put it bluntly, There is a lot of value to be created by simply moving poor people from one area. You do not need to replace them, person by person, you can keep the area blank and it would be a vast improvement. The Medical District is a larger force to appease than the 500+ residents of Cherry Tree, and as a citizen, I am tired of these people receiving so much assistance, while contributing nothing in return for their prime location. I am tired of paying for it, and the city is also. We need to drop this welfare class like a hot potato and move on with anybody who wants to be a part of the solution and not the problem. People should not fear to take this position of wishing to move all of the projects out of the city, because it is our city also, we all have votes. The largest single inhibitor to growth in the Medical Sector has been these projects and the lack of recognition that they are the chains holding us to the 20th century. Mixed income developments are vastly superior for the citizens of the projects and Augustinians. 

     Columbia, Greenville and Savannah are 3 of Augusta's most comparable cities, and they all have examples of gentrification accompanying the downtown area. Greenville being the most extreme example and Columbia being the most complete example. Augusta should stop being the laughing stock of these cities and continue to eliminate Section 8, traditional public housing and other low income/high density apartments in the cities core.